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City · 10,397 residents · Tulare County, California

Farmersville , California

In Farmersville, a typical home is worth $248,500 and typical rent is $1,114 a month. Compared with all of Tulare County, the typical home value is 25% lower, typical household income is 15% lower, and the share of households that own their home is 6 points higher.

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  • Typical home value

    $248,500

    25% below the county

    66% below California

    • Farmersville
    • Tulare
    • California

  • Typical rent

    $1,114a month

    13% below the county

    45% below California

    • Farmersville
    • Tulare
    • California

  • Typical household income

    $60,804a year

    15% below the county

    39% below California

    • Farmersville
    • Tulare
    • California

  • Households that own their home

    64%

    6 points above the county

    8 points above California

    • Farmersville
    • Tulare
    • California

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$287,767
1.6% more than 12 months ago

From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).

Farmersville is in Tulare County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Tulare County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Farmersville apart

What this place has that others do not, from public data, most unusual first.

  1. Farmersville has the 19th lowest typical home value of the 654 cities in California with more than 5,000 people ($248,500).

  2. Farmersville has the 33rd lowest typical rent of the 648 cities in California with more than 5,000 people ($1,114).

  3. 64% of households in Farmersville own their home, against 58% in Tulare County.

  4. 13% of households in Farmersville have no internet at home (8% in Tulare County).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Farmersville

What homes there are in Farmersville, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

In Farmersville, 8 in 10 homes are single-family detached houses; in Tulare County, 8.

Year built

The typical home in Farmersville was built in 1978, 5 years before the typical one in Tulare County.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$1,355 a month

Tulare County: $1,868 a month

Without a mortgage

$426 a month

Tulare County: $569 a month

Owners with a mortgage

70%

Tulare County: 65%

Owning costs less in Farmersville: with a mortgage, the typical cost is $1,355 a month; in Tulare County, $1,868. Without one, $426.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

From 2015–2019 to 2020–2024, home values in Farmersville rose at about the same pace as in Tulare County: 62% against 61%.

Rents in Farmersville rose faster than in Tulare County: 55% since 2015–2019, against 36%.

The typical household income in Farmersville rose 53% over that time; home values changed +62% and rent +55%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureFarmersvilleTulare CountyCaliforniaUnited States
Rental vacancy Unreliable estimate2.7%4.2%5.5%
Homeowner vacancy Unreliable estimate0.7%0.8%0.9%
More than one person per room 10.0%10.4%8.2%3.4%
People per household 4.033.302.842.53
Drive alone 87%77%66%69%
Carpool 10%14%10%9%
Public transit Unreliable estimate0%3%3%
Walk or bike Unreliable estimate2%3%3%
Work from home Unreliable estimate6%17%15%
Other means Unreliable estimate1%2%2%
Typical commute Unreliable estimate10 to 19 minutes20 to 29 minutes20 to 29 minutes

Much as in Tulare County, 10.0% of households in Farmersville have more than one person per room.

On average, a household in Farmersville has 4.03 people, more than in Tulare County (3.30).

In Farmersville, 87% of workers drive alone to work; in Tulare County, 77%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Farmersville?

A typical home costs more than the typical income allows

We start with a typical home in Farmersville, worth $248,500, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 39% of the typical household income in Farmersville, which is $60,804 a year. For that payment to be 28% of income, a household would need to earn about $85,313 a year.

The calculator's FHA and conventional loan limits are those of all of Tulare County.

Your numbers

Local data
$

Starts at the typical home value in Farmersville. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $8,698 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$1,991

at 7.18% · 30 years

Loan amount
$243,999
Total interest
$351,057
Paid off in
November 2056

Includes $4,197 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,419 a month

  • Tight

    $1,419 to $1,824 a month

  • Hard

    more than $1,824 a month

    Your payment · 39%

Compared with the typical household income in Farmersville ($60,804 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,991
Principal & interest$1,653
Property tax$124
Home insurance$104
FHA mortgage insurance (MIP)$110

You need at least $8,698 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Farmersville and Tulare County

Farmersville is in Tulare County, California. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Farmersville's own numbers

Typical home value
$248,500
Typical monthly rent
$1,114
Typical yearly household income
$60,804
Households that own their home
64%
Effective property tax rate
0.6%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Tulare County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,450
Price change over 5 years (FHFA)
+53%
Homes in a high flood-risk zone
14%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Tulare County.

Everything about Tulare County

Buying

Buying a home in Farmersville

A typical home in Farmersville is worth $248,500: 25% below the county and 66% below California. With the typical household income in Farmersville ($60,804 a year), a typical home costs 4.1 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Farmersville 4.1 years
  • Tulare 4.6 years
  • California 7.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Tulare County

According to FHFA’s house price index, home prices in Tulare County rose 102% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Tulare County.

Period County California U.S.
Last year (2025) +3.8% +0.8% +2.9%
5 years (2020–2025) +53% +40% +47%
10 years (2015–2025) +102% +80% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Farmersville next to Tulare County, California and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Farmersville $248,500
  • Tulare $330,100
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Farmersville $1,114
  • Tulare $1,280
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Farmersville $60,804
  • Tulare $71,300
  • California $99,122
  • United States $80,734
See the full table
Farmersville next to Tulare County and California
Measure Farmersville Tulare County California U.S.
Typical home value $248,500 $330,100 $734,700 $332,700
Typical monthly rent $1,114 $1,280 $2,036 $1,413
Typical yearly household income $60,804 $71,300 $99,122 $80,734
Households that own their home 64% 58% 56% 65%
Typical yearly property tax $1,500 $2,318 $5,124 $3,119
Effective property tax rate 0.6% 0.7% 0.7% 0.94%
Renters with high rent for their income 61% 50% 55% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Tulare County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Farmersville

For a typical $248,500 home in Farmersville, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Farmersville's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,991a month

    Least cash to close
    Down payment
    $8,698
    Cash to close
    $16,153
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $110

  • Conventional, 5% down $1,945a month

    Down payment
    $12,425
    Cash to close
    $19,880
    Rate
    7.18%
    Mortgage insurance
    PMI · $118

  • Conventional, 20% down, no PMI $1,575a month

    Down payment
    $49,700
    Cash to close
    $57,155
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,804a month

    Down payment
    $37,275
    Cash to close
    $44,730
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Farmersville and for Tulare County.

Property tax

Effective rate in Farmersville

0.6%of the home’s value each year

$1,500 a year for the typical owner in Farmersville.

  • Farmersville 0.6%
  • Tulare 0.7%
  • California 0.7%

What California publishes Homeowners' exemption (California State Board of Equalization (BOE))

Exemptions and deadlines in California

Flood risk in Tulare County

FEMA does not publish these numbers by city: they are for all of Tulare County.

Homes in the high-risk zone
14%
18,585
Of those, with NFIP insurance
20%
County California U.S.
Homes in the high-risk zone 14% 2.8% 3.5%
Of those, with NFIP insurance 20% 31% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Farmersville

Typical rent in Farmersville is $1,114 a month: 13% below the county. In Farmersville, 61% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Tulare County, by unit size. To pay the 2-bedroom one ($1,450 a month) without spending more than 30% of your income, you would need to earn $27.88 an hour working full time.

HUD fair market rent for all of Tulare County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,101 $21.17 $44,040
1 bedroom $1,108 $21.31 $44,320
2 bedrooms $1,450 $27.88 $58,000
3 bedrooms $1,995 $38.37 $79,800
4 bedrooms $2,338 $44.96 $93,520

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Farmersville

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Farmersville is in ZIP code 93223.

For 2 bedrooms it is $1,330: $120 less than the fair market rent for Tulare County ($1,450).

  • 93223 $1,330$1,830

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Farmersville when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Farmersville

HUD lists 7 buildings with rents for lower incomes in Farmersville. These are the largest.

  • Gateway Village (farmersville) 200 N Steven Ave, Farmersville 93223 48 homes, 47 low-income · 2 bd: 16 · 3 bd: 24 · 4 bd: 8 · In service since 2008 · For families
  • Park Creek Village 398 W Walnut Ave, Farmersville 93223 48 homes, 47 low-income · 2 bd: 16 · 3 bd: 24 · 4 bd: 8 · In service since 2004 · For families
  • Village Grove Apts 675 S Farmersville Blvd, Farmersville 93223 48 homes, 47 low-income · 1 bd: 43 · 2 bd: 5 · In service since 2009 · For older adults
  • Palomar Court 823 S Farmersville Blvd, Farmersville 93223 40 homes, 39 low-income · 1 bd: 32 · 2 bd: 8 · In service since 2010 · For older adults
  • Villa del Rey Apts 244 S Ventura Ave, Farmersville 93223 36 low-income homes · In service since 1991

See all 92 buildings in Tulare County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Farmersville

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There are 2 HUD-approved agencies with an office in Tulare County; none says it serves in Spanish.

An older woman smiles in front of her apartment building.

HUD counseling is free or low-cost

Assistance programs in Farmersville

No down payment, repair or rent-help program on our list is for Farmersville or Tulare County. The ones below are statewide in California: they work in Farmersville the same as in the rest of the state.

Which programs do I qualify for? All programs in California

  • MyHome Assistance Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers in California. Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

  • California Dream For All Shared Appreciation Loan

    Statewide in California

    Closed, per the source

    CalHFA down payment loan for first-generation buyers in California; when you sell, you repay the loan plus a share of the home's appreciation. Offered by California Housing Finance Agency (CalHFA).

    Shared appreciation

    See the program Official page

  • MyAccess Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers who use the CalPLUS Access mortgage (FHA or conventional). Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

Housing counselors near Farmersville

The HUD-approved agencies closest to the center of Farmersville, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Community Services and Employment Training, Inc. (CSET)

    312 NW 3rd Ave, Visalia · 5 miles away

    • Fair housing pre-purchase workshops
    • Pre-purchase counseling
    • and 1 more
    (559) 732-4194

  • Self Help Enterprises

    8445 W Elowin Ct, Visalia · 10 miles away

    • Budget and financial counseling
    • Budget and credit workshops
    • and 3 more
    (559) 802-1664

  • Southwest Fresno Development Corp

    1424 W California Ave, Fresno · 45 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 4 more
    (559) 209-8031

Every agency in Tulare County All counseling agencies in California

Help in Spanish near Farmersville

None of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Farmersville

HUD’s record names them for Farmersville or Tulare County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Tulare County Housing Authority Public housing and Section 8 vouchers (559) 627-3700

All housing agencies in California Source: HUD

Cities

Other cities in Tulare County

These cities are also in Tulare County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Tulare County Housing in California

Nearby cities

The cities closest to Farmersville, with the typical home value.

Neighboring counties

If Tulare County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Farmersville.

All guides
A family roasts marshmallows over a campfire at a forest campsite.

Questions

Housing questions about Farmersville

Short answers with the numbers for Farmersville and all of Tulare County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Farmersville?

The typical home value in Farmersville is $248,500, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Tulare County it is $330,100.

How much does it cost to rent in Farmersville?

Typical rent in Farmersville is $1,114 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Tulare County is $1,450.

What is the FHA loan limit in Farmersville?

Farmersville uses the FHA limit for all of Tulare County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Farmersville?

The typical homeowner in Farmersville pays $1,500 a year, according to the U.S. Census Bureau. That is 0.6% of the home’s value; in Tulare County, the rate is 0.7%.

Where can I find free help to buy or rent in Farmersville?

There are 2 HUD-approved counseling agencies with an office in Tulare County. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).